Our clients, Karen and Daniel, came to us to ask that we help them find a hobby farm in the Cornwall area. I am originally from Kingston and, in a previous life, had often travelled past Cornwall while on my way to visit relatives in Montreal so I knew the surrounding area well. It was quite an adventure!

We saw several unique properties before finding the right one for Karen and Daniel. They settled on a picture-perfect farm home nestled on 35 acres of woodland with stunning vistas, lovely walking trails and a charming heated, hunter’s cabin. Hobby farms are unique and there are several factors to consider in addition to inspecting the home. For example, we investigate whether there is a drilled or dug well. Is the water potable? Is there good water flow from the well? What is the age of the septic system?

We had offers that did fail on home inspections, the septic system, and water quality. Our clients appreciated the fact that we included the inspection conditions to protect their interests. They also appreciated the fact that we saw many properties - including remote, sketchy ones - and left no stone unturned before finding their dream hobby farm home that met their needs. Our business is driven by hard work, trust, client satisfaction and kind referrals.

The following testimonial by Karen and Daniel is a true measure of our customer service.

“We don’t know what to say as there are so many great things that we could say about your patience and professionalism. The distance you travelled many times, the number of home inspections you attended and the many offers to purchase that you did on our behalf over three years. Then, there was getting out house ready to sell. That was no small feat for you either as how our housekeeping skills were non-existent. Still are. You saw the house’s potential and guided us in getting it ready to list."

"You constantly remained calm and patient with us. No small feat, we know. With due diligence, you found our dream retirement home and sold our Toronto home for us very quickly. Thank you for taking us on as clients for both the new purchase and sale of our existing home. With much gratitude, Karen and Daniel.”

P.S. “Everyone who visits loves this place! I cannot thank you enough. You are great agents.”

Are you looking for a real estate experience that exceeds your expectations? Our hands-on approach to buying and selling in the GTA provides you with peace of mind and the highest level of customer service standards. Call or Text 416-985-1486. 

When the time comes, buying your first home is an exceptional accomplishment! 

While exciting, there are a lot of decisions involved in the buying process. If you want to find success and land a great first home, it’s a smart idea to iron out all the details before you head to the market. 

Here are 5 steps to preparing for your first home purchase. 

1. Identify Your ‘Why’

When you purchase your first home, you’ll face a multitude of decisions. As long-serving real estate agents in the GTA, we’ve worked with buyers from a variety of unique circumstances. One of the most important ways to prepare for your first-ever home-buying journey is to get to know yourself as a buyer. 

Start by asking yourself why you’re looking to buy a home in the first place. This may seem like a small detail, but it will impact your decision-making more than you may think. Are you looking to stop paying rent? Are you searching for a strong investment asset? Maybe you’re expecting a family and will need more space than your current apartment or condo. Once you’ve determined your main reason (or reasons) for buying a home, it will be much simpler to accomplish step two. 

Are you buying a home for you and your family? Click here for 4 simple tips for finding a home that works for everyone. 

2. Separate Your Needs From Your Wants 

Now that you know why you’re looking to buy, it’s important to establish what kind of home you will need. It may seem tempting to just browse through listings and wait for something to catch your eye, however, it’s much easier to have an idea of what you’re looking for before you head to the market. 

During this step, be as specific as possible with your home wishlist. We like to tell clients to imagine themselves zeroing in on a target - starting with general, big-picture requirements, then steadily narrowing it down to specifics. Start with location. What kind of area are you looking to buy in? Somewhere with great schools? Close to your work? Or nearby entertainment? You may already have certain neighbourhoods in mind. 

After that, consider what kind of home you will need. How many bedrooms and bathrooms will be enough? Are there any special accessibility requirements? Is a front yard, back yard, or garage a must-have? Finally, consider how much work you’re willing to put into your home. This will determine whether or not you may consider buying a fixer-upper or older property. 

Are you gearing up to buy your first home? Purchasing real estate in the GTA involves navigating a myriad of variables and decisions. For helpful tips and advice, check out these posts from our blog. 

• 5 Home Buyer Mistakes to Avoid

• What You Need to Know About Conditional Offers

• Do You Need a GTA Realtor® to Buy Pre-Construction?

3. Choose a Realtor® to Work With

After you’ve determined what kind of home you’re looking for, it’s time to partner with an expert. In a competitive real estate market like the GTA, working with a local Realtor® is downright essential. 

Beyond introducing you to properties that fit your specifications, a full-service Realtor® will guide you through the home-buying process from beginning to end, taking the stress out of buying. As seasoned professionals, they negotiate on your behalf, oversee home inspections and provide referral services when required, ensuring your experience is as enjoyable as it is successful.  

4. Get Pre-Qualified For a Loan

Once you have a dedicated expert at your side, there’s one more step before you can head to the market: getting pre-qualified with a mortgage company. Pre-qualification is an important step in buying a home as it helps you confirm how much you can afford. When you get pre-qualified, you’re far less likely to waste time looking at homes outside of your budget.  

Pre-qualification also makes you appear more favourable to home sellers, which can increase your odds of having your offer accepted once you find your perfect home. This step is easy and can be done online or over the phone in a matter of minutes. If needed, your Realtor® can refer you to a reputable mortgage professional. 

Buying a home in the GTA? Whether you’re looking for city life or suburb seclusion, there are many incredible communities to choose from. Explore these posts to learn more. 

• 3 Things to Love About Living in Etobicoke

• Simcoe County: A Recreation Lover’s Dream

• High-Convenience Living in High Park

5. Think Ahead

Now that you have everything you need to begin looking for your first home, be sure to get yourself in the right headspace. While your Realtor® will endeavour to make your buying experience as smooth as possible, recognize that real estate can be highly variable. This means managing your expectations for what your first home may be, while also knowing when to pass on a potential home and wait for the next one. 

Looking to buy your first home? As local Realtors® with decades of experience, we can help! Give us a call at 416-985-1486 today! 

We love this picturesque 4 bedroom, 4 season riverfront property! Perfectly situated with views both up and down the Nottawasaga River from the solarium, cozy outdoor fire pit and family-sized deck.

Enjoy the open-concept living and kitchen area featuring a floor-to-ceiling brick fireplace.

Walking distance to Wasaga Beach. 30 minute commute to Barrie or Collingwood. 1.5 hours to Toronto.

This is your chance to own that dream waterfront home! Wasaga Beach is our “home away from home” and we know a good opportunity when we see one.

For more information or to book a tour, call Nancy at 416-985-1486 or Dave at 416-894-4079. 

Call Nancy @416-985-1486 or Dave @416-894-4079 to book your private tour.

Listed by Nicholas Kardos

Royal Lepage Locations North, Brokerage

In Toronto, attracting qualified buyers for your home sale requires thoughtful preparation. In addition to working with a local Realtor®, one of the best steps you can take to make your home stand out in a competitive market is to make strategic upgrades to the property. 

You’ve lived in your home for years, and while it may be lovingly maintained by you and your family, there are always adjustments you can make to improve its market performance when it comes time to sell. 

As a leading real estate team, we see each home as unique and cater our suggestions based on the individual factors of each property. This blog covers a few common improvements sellers can make to maximize their home sale, however, it’s not a complete list. If you find this list helpful, keep checking back for more tips in the future. 

Whether you’re selling as a downsizer or are looking to move to a larger or similar home, we can help! We’ve got years of experience selling in Toronto and can guide you through a smooth and profitable sale. Call or text us. 

Replacing Windows & Doors

One of the easiest ways to make your home stand out from the competition is by replacing your old windows and doors.

Not only will new windows help your property appear modern, but they can also prevent heat loss, making the home more energy-efficient. In Toronto, where winters can get very cold, this is a highly appealing feature in the eyes of prospective buyers.  

The same goes for the main exterior doors of your home. If you’ve never replaced your home’s doors, there’s a good chance that they will show some wear and tear. A simple replacement can go a long way in making your home look better and cutting back on heating costs. 

Depending on your property, replacing the windows or door can add up to a substantial price tag. That being said, it’s an investment that can pay dividends upon the sale of your home. 

Your home is one of the largest investments you manage in your lifetime. If you want to find success in the GTA housing market, check out these blog posts first for helpful insights.  

• Are Toronto Condos Still a Good Investment?

• Do You Need a GTA Realtor® to Buy Pre-Construction?

• Garden Suites in Toronto: What You Need to Know

Adding a Home Office

Since the COVID-19 pandemic, we’ve seen a higher volume of buyers who are looking for homes that fit a full-time remote or hybrid working lifestyle. One major home feature that caters to these buyers is home offices. Especially in neutral market conditions when buyers have a greater selection of properties to choose from, bonus features like a home office can make the difference between prospective buyers purchasing your home over something similar in your area. 

Home offices are unique in that they don’t usually need to be built from the ground up. In a lot of cases, sellers already have an existing space in their house, such as a spare bedroom, den, or walk-in closet that can be strategically converted into an office. Depending on the layout of your home, creating a home office could simply involve sourcing the appropriate furniture and decor for the space. Smaller tasks such as installing a shelf or wall-mounted folding desk may also be required. 

Believe it or not, it’s possible to over-modify your home in hopes of a better sale. While it’s important to make your home appeal to a wide range of prospective buyers, neutralizing it more than you need to can take all of the charm and homeliness out of your property. Want to know more? Click here to read our thoughts on ‘Fake Estate’ and how to avoid over-staging. 

Upgrades to Outdoor Spaces

Another high-value enhancement gaining popularity among both sellers and homeowners in the past few years is outdoor upgrades. Like home offices, this trend was also influenced by the COVID-19 pandemic. Since facing long periods of lockdown and limited outdoor socialization, personal outdoor living spaces in the city have become a hot commodity. 

For a larger scale example, constructing a deck or patio are projects that offer a high return on investment if done properly. Once again, any major renovations you choose to undertake should be performed by a professional. If you’re unsure where to source a quality local contractor, talk to your Realtor®. If they’re experienced in the industry they’ll have a strong list of trusted professionals to recommend. 

Improving Curb Appeal

In addition to living spaces like yards or patios, simple upgrades to your home’s curb appeal can also assist you in securing a more successful home sale. Even small measures such as hiring professional landscapers to manicure your lawn, garden, trees, and foliage can go a long way in increasing purchaser appeal. In some cases, we may recommend a fresh coat of exterior paint to revitalize your home’s facade. 

How much more affordable are homes in Mississauga compared to Toronto? - As real estate agents who’ve spent decades serving Toronto, Mississauga, Etobicoke, Oakville and many other communities across the GTA it’s a question we’ve heard a lot. 

With a lot of real estate in the city coming at a premium cost, plenty of buyers set their sights on suburbs like Mississauga in hopes of more affordable property. While in some instances these communities may have a lower cost of living compared to downtown, we believe buyers should approach their home search based on what will actually suit them best. 

Some homes in Mississauga, Oakville, or Burlington may have a smaller price tag, however, if you end up purchasing a home that doesn’t fit your needs or lifestyle, it could actually lead to you spending even more money in the years following if you’re unhappy and choose to sell. 

If you’re preparing for a home purchase and want to take every step possible to stretch your budget (such as living away from the city centre) we’ve got some insights to help you make the right decision. 

Working with an experienced local Realtor® is the best way to maximize your home purchase. Learn more about how to find the best real estate professional for your needs here. 

Suburban Living 

Purchasing a home in a suburban community has several advantages, but it’s not for everyone. If you’re considering a move to Mississauga simply for its affordability, you should take some time to learn what everyday life there entails, especially if you’re unfamiliar with the area. 

Keep in mind, suburbs are not one-size-fits-all. Just like Toronto, Mississauga is made up of a variety of distinct and diverse neighbourhoods, each with a unique atmosphere and identity. The neighbourhood you choose to buy in will directly impact your lifestyle. 

Consider how your lifestyle may need to adapt if you relocate to the suburbs. While Mississauga does offer easy access to the city by car or transit, it doesn’t have certain big city conveniences. For instance, most errands will require a car and businesses can close earlier than they do in the city. If you’re accustomed to an urban Toronto lifestyle, moving to Mississauga could bring certain unpleasant surprises. 

Other Cost Considerations

One area where buyer savings can be directly attributed to suburban relocation is land transfer tax. In Toronto, home buyers are subject to a city land transfer tax. If you buy in Mississauga, you are not subject to this cost, which is a significant save on cost. 

Another factor to consider is your commute. For transit riders, there are several great options for getting in and out of Toronto, however, these services come at a cost - particularly for those living furthest away from the city core. For instance, utilizing GO Transit on a daily basis can add up to several thousand dollars a year. 

If you drive to work, the added distance and increased traffic will lead to you spending more on gas than you're accustomed to. Not to mention, you may see an increase in monthly insurance payments as a result of your extended commute. 

Are you hoping to buy your first home? It helps to get familiar with the process of obtaining a mortgage before you head to the market. Have a look at these blog posts to learn more. 

• What’s the Normal Term of a Mortgage in the Toronto Area?

• A Guide to Mortgages if You’re Self Employed

• When is a Good Time to Refinance?

Finding The Home You Need 

Purchasing a home is a significant process, one that comes with a host of options and variables.  While finding a property that fits your budget is undeniably important, it’s equally important to ensure your new home meets your overall needs. 

First, ask yourself why you want to buy a home. To upgrade to a larger house? To stop paying rent? Do you plan on raising a family? Your primary motivations for home buying will play a big role in finding the right property. 

Next, it’s time to build out a specific list of what kind of home you want, separating the “wants” from the “must haves”. Start with size - how much space will you need? Do you require a one-level home or are stairs suitable? Is your ideal home move-in ready or are you willing to do some fixing up?

Think about where you really want to live. Start with a broader area such as a city, and narrow it down as much as possible, your end target could be a specific area, neighbourhood, or even school district. Consider nearby amenities like parks, grocery stores, and fitness or community centres. Don’t forget to ask yourself how far you're willing to commute. 

Looking for more real estate insights about the GTA’s suburban communities? Check out these blog posts. 

• 3 Things to Love About Living in Etobicoke

• Tips For Moving to Mississauga

Make Your Budget Go Further - Work With a Realtor®

If you plan to purchase a home the best place to start is with an experienced and qualified Realtor®. As a dedicated expert, a great Realtor® will work hard to make the process of purchasing your home a smooth and enjoyable transaction. Starting with your home wishlist, they can help you find a home that actually meets your needs, is priced well, and suits your budget. 

In addition to helping you find the right home, a Realtor® can walk you through each stage of preparation for your purchase and the myriad of details attending the transaction. 

Overview of Greater Toronto Area housing market activity during September 2022.

We’re not going to sugar-coat it, real estate in the GTA is just not the seller’s market it once was. 

As market conditions tilt towards the middle, home buyers are experiencing greater power and flexibility during the buying process. One of the most significant developments in today's market is the return of conditional offers. 

Whether you’re buying or selling, neutral market conditions mean navigating a myriad of new factors along your real estate journey. Thankfully, we can help! Call or text us. 

Conditions Are Back

During the seller’s market heyday, buyers were frequently competing against other people on the market. As for-sale homes typically received multiple offers from those interested, buyers began foregoing conditions (also called contingencies) in an effort to be competitive. Despite creating risks and challenges for buyers, this trend stuck. 

In 2022, the GTA’s buyer pool has shrunk noticeably compared to years past. With an overall reduction in buyer competition, conditions have finally returned to GTA real estate. This is good news for buyers as they’ll be better protected during their home purchase. 

What’s In A Condition?

First and foremost, conditions will always come with a deadline. The process of buying or selling a property can be very stressful, and no one wants to spend weeks or even months trying to finalize the sale. Therefore, each condition included in an offer will come with an established timeline. These timelines, among the other details within each condition, can be negotiated between the buyer and seller before settling on an agreed deadline. 

Conditions must also be distinct and easily measurable. As a legally binding contract, there should be no grey areas or conditions where the results or outcome are up to interpretation. 

We pride ourselves on offering our clients top-quality advice and insights. Want to learn about more ways to find success in GTA real estate? Check out these blog posts. 

• Are Toronto Condos Still a Good Investment?

• Do You Need a GTA Realtor® to Buy Pre-Construction?

• Garden Suites in Toronto: What You Need to Know

Common Conditions

Buyer Financing

Buyer financing is one of the most common offer conditions in today's market. Essentially, this condition prevents the deal from being finalized if the buyer can't secure adequate financing for the home. 

While this condition has been picking up steam lately, we always advise receiving mortgage approval before anything else. This can help you avoid the heartbreak of finding the perfect home and making an offer only to have the financing fall through. Your bank or financial lender will check your credit, employment, and downpayment savings to determine whether you qualify for a mortgage (and for what amount).

Home Inspections

For buyers, home inspections are an essential step in evaluating potential risks that may come with the property you’re interested in. During the peak of Toronto’s booming buyer’s market, some buyers would unfortunately bypass home inspections in an attempt to be more competitive. Thankfully, this important condition is making a comeback. 

When you receive the inspection report, it is critical that you sit down with your real estate agent and carefully review it. Be ready to ask clarifying questions about any repairs and related expenses that are required.

Are you planning on buying a home in Toronto? Click here to check out our list of 5 home buyer mistakes to avoid.

Tenants

Tenant conditions apply to certain properties that have renters living in them at the time of sale. These conditions typically ask that any tenants be removed or evicted from the property by the date of possession. In Ontario, these conditions can be somewhat complicated as renters have pre-determined rights regarding evictions. Usually, these rights boil down to providing sufficient notice to the existing tenants, with a legally-adequate eviction timeline being established within the condition. 

If the buyer is purchasing the home for investment purposes, they may also have the option to assume the existing tenants. 

Buyer’s Home Sale

Although they’re not very common in the GTA, conditions pertaining to the sale of the buyer’s home are worth taking into consideration as you could run into them at some point in your real estate journey. 

Also called an “SOP” or Sale of Property condition, this contingency stops the purchase from going through if the buyer’s existing home does not sell within a specific time frame. As this condition introduces additional risks to the seller, it’s relatively easy to see why it’s unpopular. However, if a property remains unsold for an extended period of time, an audacious buyer may attempt to include an SOP condition in order to create a financial safety net for themselves. 

Escape Clause

SOP conditions often include an escape clause, which allows sellers to continue receiving offers while the buyer’s home is still for sale. If the seller receives a better offer, buyers have the option to drop the condition or simply break the deal and move on. 

What to Know About Conditions & Condos

In the GTA, condos are subject to several of the same conditions as homes and other properties with a few key additions, such as status certificates. Status certificates are documents which contain important information about the condo unit, condo building, board and corporation. They cover essential details like condo fees, upcoming building upgrades, legal disputes regarding the building or corporation, and the size of the reserve fund. 

At GTA Selling, we help buyers with all kinds of real estate goals. Today, one of the most common questions we get is whether or not condos in Toronto still make a good investment. 

The truth is - no two buyers are identical and determining which investment paths are most successful requires a myriad of considerations. Depending on your unique motivations, goals, and wants, buying a Toronto condo could be a wise and profitable investment. 

Let’s take a closer look at today's market and some things you need to consider if you’re curious about buying a condo. 

Considering a Toronto condo purchase? You’ll want to work with an experienced local Realtor®. Learn more about how to find the best real estate professional to work with here. 

Market History

Just a few years ago real estate across the Greater Toronto Area was defined by a fast-moving and competitive seller’s market. At the beginning of the COVID-19 pandemic, interest rates were drastically lowered by the Bank of Canada in order to reduce the chances of entering a  recession. These low-percentage interest rates made home financing extremely affordable and caused Toronto’s housing market to become busy with buyer activity. 

During this lending heyday, condos became particularly valuable commodities. For landlords, the condo market was an opportunity to expand their portfolios and secure a high-demand investment property with a low bottom line. For end users, affordable lending meant having the chance to begin a journey of home ownership and find refuge away from the rental market. 

Since then, the Bank’s target interest rate has grown from 0.25% to 3.25% - making it more challenging for some buyers to acquire loan approval. This has caused Toronto’s condo market to slow down noticeably, causing potential buyers to wonder how this change could impact their investment. 

With rising interest rates greatly impacting buyer financing in today’s market, it’s important to understand your mortgage inside and out. Have a look at these blog posts to learn more. 

• What’s the Normal Term of a Mortgage in the Toronto Area?

• A Guide to Mortgages if You’re Self Employed

• When is a Good Time to Refinance?

As A Resident 

As a homeowner, your property is often the largest investment asset you’ll have in your lifetime. This is one of the primary advantages homeownership has over renting. 

With higher interest rates disqualifying many residents from the prospect of home buying, an elevated demand for rental properties has made the cost of renting in Toronto exceedingly expensive. In fact, many market analysts and real estate experts have declared Toronto a “landlord’s market”.

If you’re currently renting and have the financial means to consider condo ownership, it makes sense to buy. Rental costs in Toronto are unlikely to drop anytime soon. Rather than simply giving your money to your landlord, condo ownership allows you to build long-term equity that you can tap into in the future. 

Exiting the rental market and investing in a Toronto condo makes sense now more than ever. As most Toronto condos come at a lower price point than houses, they’re a strong option for entering the cycle of home ownership. 

As A Landlord

Today, the cost to rent in Toronto is reaching record-breaking heights. As a landlord, buying a Toronto condo in 2022 means earning higher volumes of passive income than ever. As a global city boasting a high standard of living, Toronto is growing at an exponential rate. As the city expands, the demand for local rental housing will undoubtedly remain high for the foreseeable future. With these factors in mind, buying a Toronto condo as a landlord can be a profitable and relatively low-risk investment.  

Remember - even if you intend to buy property exclusively for investment purposes, you must consider how the property suits you. As a landlord, you will have distinct duties and responsibilities. Selecting a property without considering how effectively you can manage it can cause difficulties. Your Realtor® can address your situation and help you find a suitable property that matches your needs. 

What About Pre-Construction Condos?

If you’re serious about buying a pre-construction condo, you’ll want to work with a well-connected expert Realtor®. Click here to learn more. 

From an investment standpoint, buying a pre-construction condo offers unique advantages over existing properties. 

For instance, buying at an earlier access level can help optimize your margins as the property value is likely to go up before you even move in. In addition, many pre-construction developments feature modern on-site amenities and are located in trendy, high-demand areas. As a landlord, these factors can offer you the opportunity to charge premium rental rates on your unit. 

Unfortunately, many pre-construction condo developments are experiencing new challenges following the pandemic. Labour shortages, supply chain delays, and ongoing inflation are introducing potential complications to a few of Toronto’s large pre-construction projects. Thankfully, pre-construction buyers are generally well protected in the case of delays or other issues. If you have specific concerns or reservations about buying pre-construction, ask your Realtor®. They can help you determine if the path is right for you based on your wants and goals. 

We love this lofty 2-storey penthouse! It’s a showstopper with views of the city, the water and the CN tower. This Mystic Pointe stunner is showcased in the building formally known as The Warehouse of McGuinness Distillers and offers 3 bedrooms, a sitting room and 3 balconies. Huge energy-efficient windows allow for natural sunlight to flow throughout 1785 square feet of carefully crafted living space. Great space. Fabulous amenities. Perfect location. 

Listed by: RIGHT AT HOME REALTY, BROKERAGE

To book a showing or get more details, reach out! 

Contact: Nancy Pierce - 416 985 1486

Our Property Crush Pick…

We cannot say enough about this private, electronically gated beachfront property. Begin your day with glorious views of The Blue Mountains over Georgian Bay. End your day around the fire pit with family and guests.

Throughout the summer days enjoy the beach, your very own saltwater pool, and various outdoor activities Simcoe County has to offer. Swim, hike, bike, golf or take in a drive-in movie in Midland. Experience the natural beauty of Georgian Bay as the seasons change with stunning fall colours and frosty winter scenes. Hit the slopes at Blue Mountain or ski on cross-country trails or snowshoe in the forest. The options are endless!

The home, itself, offers approximately 5800 square feet of luxury living space. Your fussiest
client will appreciate the attention to detail including the security, audio, lighting and home
management systems integrated with control 4. There are 3 plus 2 bedrooms, 4 bathrooms, 3
fireplaces, vaulted ceilings, chef’s kitchen and recreation room with a full entertaining wet bar.

Want to see more stunning homes? Check out our other recent Property Crushes here. 

As long-time beachfront property owners in Simcoe County, we know the area and have helped
clients buy and sell properties along Wasaga Beach, Collingwood waterfront, Oro-Medonte farm
country and Nottawasaga. We are here to help you find your dream home.

Please call Nancy at 416-985-1486 for more information or to book your private tour of this fantastic
property.

1728 Tiny Beaches Rd S - Simcoe County

$4,950,000 

Listed by: Forest Hill Real Estate Inc.